It has come to my attention via my lender that my Hillsborough the law firm I have appointed is not on the bank Solicitor panel. How can I be sure if this is correct?
You need to contact your Hillsborough conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Hillsborough conveyancing firm that is on the conveyancing panel for your lender.
Due to complete my purchase in Hillsborough next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the lender expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not specific to conveyancing in Hillsborough.
We are looking to buy a flat and require a conveyancing solicitor in Hillsborough who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Hillsborough.
Will my lawyer be making enquiries regarding flooding during the conveyancing in Hillsborough.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Hillsborough. Some people will purchase a property in Hillsborough, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Hillsborough. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to discover if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser may bring a legal claim for losses resulting from an inaccurate response. A buyer’s solicitors may also carry out an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
I used Action Conveyancing a few years ago for my conveyancing in Hillsborough. I now require my papers but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hillsborough of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are first time buyers - agreed a price, yet the property agent has warned us that the vendor will only go ahead if we appoint their preferred solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Hillsborough
We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Hillsborough conveyancing firm - not the ones that will earn their negotiator at the agency a introducer fee or hit his conveyancing thresholds pre-set by senior management.